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Property profile & analytics
OFF-MARKET
Estimated value
$2,205,000
Apartment buildings
280 San Felipe Ave, San Bruno, CA 94066-5577
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1472955
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Total area
6,499 SF
Lot
0.15 ac (6,382 SF)
APN
021-161-010
UPID
US09-1472955
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.00M
CAP Approach
CAP
$2.72M
Comparable Approach
Comparable
$2.62M
Blend (final)
Blend
$2.21M
Owner & transaction history
Hanhan Group Investment LLC · 3 yrs held
Hanhan Group Investment LLC
since 2022
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.5M
+74.1%
Retail stores
$3.3M
+64.1%
Commercial (general)
$3.0M
+49.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs San Bruno submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Bruno submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,985,000
ML approach
$1,995,000
CAP Approach
CAP Return
Estimation
6%
$2,950,000
6.5%
$2,720,000
7%
$2,525,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,015,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,505,000
Change: +74% · Conversion: Difficult
RETAIL STORES
$3,305,000
Change: +64% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,005,000
Change: +49% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,950,000
Change: +47% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,485,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$2.21M
Range $1.98M – $2.43M · ±10% · vs last sale $2.22M (Oct 7 2022)
Last sale anchor
$2.22M
Oct 7 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$339 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$30,142
Tax year 2024
Assessed value
$2,259,300
Assessed 2024
Previous assessed
$2,259,300
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$1,581,000
Assessed improvement
$678,300
Applied tax rate
10.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1964
Heating
NONE
Stories
2
Units
6
Rooms
22
Bathrooms
7
Total area
6,499 SF
Lot
0.15 ac (6,382 SF)
APN
021-161-010
UPID
US09-1472955
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
RETAIL STORES
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$3.0M
WAREHOUSE, STORAGE
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1964
Heating
NONE
Stories
2
Units
6
Rooms
22
Bathrooms
7
Lot
0.15 ac
Current owner
From public records · entity-resolved
Hanhan Group Investment LLC
Entity
Mailing address
610 PORTOFINO LN, FOSTER CITY, CA 94404-2938
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2022
$2,215,000
Hanhan Group Investment LLC
Ann Rosevear
Grant Deed
$1,188,600 · Redwood Cu
Mar 25, 2020
—
Albee Family Trust
—
Deed
related
$325,000 · Other Institutional Lenders
Mar 21, 2019
—
Albee Family Trust
Barbara A Albee Ents LP
Quit Claim Deed
related
$300,000 · Other Institutional Lenders
Mar 26, 2009
—
Barbara A Albee Ents
Albee Family Trust
Quit Claim Deed
related
—
Sep 18, 2008
—
Barbara A Albee Ents
Albee Family Trust A
Quit Claim Deed
—
Jan 14, 2008
—
Barbara Albee
Albee Ward H Trust B
Quit Claim Deed
—
—
—
Albee Family Trust
—
Deed Of Trust
related
$325,000 · Other Institutional Lenders
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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